My husband and I are hoping to buy a home in Goddington and are in fact using a Goddington conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Lloyds TSB Bank have this morning contacted us to advise us that they have now hit a problem as our Goddington lawyer is not on their conveyancing panel. Please explain?
If you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Goddington lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We're in Goddington, FTBs buying with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
What can a local search tell me regarding the house we're purchasing in Goddington?
Goddington conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search plays a central part in most Goddington conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Goddington is where the house is located. Can you shed any light on this issue?
Flying freeholds in Goddington are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Goddington you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Goddington may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Back In 2003, I bought a leasehold flat in Goddington. Conveyancing and Barclays mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Goddington who acted for me is not around. Do I pay?
First contact HMLR to make sure that this person is indeed the new freeholder. It is not necessary to instruct a Goddington conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the proprietor of a second floor flat in Goddington. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
Most definitely. We are happy to put you in touch with a Goddington conveyancing firm who can help.
An example of a Lease Extension case for a Goddington property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired residue of the current lease was 50.57 years.
My mum and dad are unable to locate their Goddington land registry title on the site. They have a vague memory back in the 70’s when they bought the house there were complications concerning the address not being identified on some systems.
Almost all premises in Goddington should be revealed. Have you attempted a search with simply the postcode. Usually it should identify all the properties inside that postcode. Assuming the property is recorded it will be there with a title number. Where they bought sixty years ago it's conceivable it may be unrecorded. The property could still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title documentation which may be with your parent’s mortgage company.